Dublin | Deposit wrongly withheld for cleaning | Full recovery through RTB
Elena moved into her Dublin apartment with high hopes. It was a modern two-bedroom place in a good area, and she'd saved hard for the deposit. When she moved in, she took photos of everything and received a written inventory. She paid the €1,200 deposit and started her tenancy. For two years, Elena kept the place immaculate. She was a tidy person by nature, and she knew how important it would be to get that money back when she left.
When Elena gave notice to leave, she knew exactly what to do. Two weeks before her move-out date, she hired a professional cleaning company. She got the full receipt — €250 for a deep clean of the entire apartment. The cleaners did excellent work; the place looked brand new. Elena took photos again, documenting everything in perfect condition. She handed back the keys feeling confident. Six weeks later, she heard from the landlord. He was withholding €400 from her deposit. His reason: the apartment wasn't clean enough.
Elena was shocked. She had the cleaning receipt, the before-and-after photos, and the original inventory. She tried reasoning with the landlord, but he wouldn't budge. He claimed there was dust in corners and marks on the walls. Elena knew this wasn't fair — the apartment had been professionally cleaned, and reasonable wear and tear on a two-year tenancy is normal. She decided to contact the Residential Tenancies Board (RTB). She submitted her cleaning receipt, her photos, and her inventory form. The landlord, when asked, provided no evidence at all. No photos of the damage, no cleaning quotes, nothing. The RTB adjudicator ruled in Elena's favour. The landlord had made a claim but offered no proof. The Board ordered the full €1,200 be returned immediately.
In Ireland, a landlord can only withhold money from your deposit for real, documented damage or unpaid rent. Under the Housing (Standards for Rented Houses) Regulations and RTB rules, normal wear and tear — including minor marks and dust — cannot be charged to you. If a landlord withholds money, they must give you an itemised breakdown and provide evidence of the cost to repair or clean. Professional cleaning before you move out counts as good faith and shows you've looked after the property. The burden of proof is on the landlord to justify any deduction.
Deposit must be returned: Within 30 days of your tenancy ending, the landlord must either return your full deposit or tell you exactly what's being withheld and why.
RTB complaint deadline: You have 6 months from the end of your tenancy to file a dispute with the Residential Tenancies Board if money is wrongly withheld.
Keep your evidence: Save your inventory form, tenancy agreement, cleaning receipts, and photos. These are your proof if there's a disagreement later.
Tell Sarah what happened. She will explain your options and match you with the right solicitor in your county — free.